Home Inspection in Detroit, MI — Know What You're Buying Before You Close

Older homes need a trained eye

Much of Detroit's housing was built before 1950. Brick bungalows, two-flats, colonials, and big Tudor-style homes line the city's neighborhoods. These are well-built homes, but after 70 to 100 years, almost every one has been updated, patched, or rewired at some point. Some of that work was done right. Some of it was not. We look at how systems have been changed over time and point out anything that looks unsafe or unfinished.

In older homes we often find cast iron and galvanized drain lines near the end of their life, old wiring mixed with newer circuits, and boilers or furnaces that have been running for decades. None of these have to be deal-breakers. But you should know about them before you agree on a price.

Clay soil and freeze-thaw cycles are hard on foundations

Southeast Michigan sits on heavy clay. Clay holds water, swells when it's wet, and shrinks when it dries out. Then every winter, water in the ground freezes and thaws over and over. That constant push and pull is why so many local basements have cracked or bowing walls, damp corners, and water stains. We check the foundation walls, look at the grading and gutters around the house, and tell you if what we see is normal settling or something that needs a structural engineer.

Water is the enemy

Most of the costly damage we find starts with water. It might be a roof that's past its prime, flashing that has pulled away from a chimney, gutters that dump water right next to the foundation, or a basement that floods in heavy spring rain. Our thermal imaging camera helps us spot damp areas inside walls and ceilings that look perfectly dry to the eye. Catching a leak early can save you from rot, mold, and a much bigger bill down the road.

We also look closely at the attic. Poor ventilation and thin insulation are common in older Detroit homes. In winter, warm air leaks into the attic, melts snow on the roof, and forms ice dams at the edges. That water backs up under the shingles and into the house. A few simple fixes can stop it, but only if someone points it out.

Buying with a 203K, NACA, or FHA loan?

Many Detroit buyers use renovation or special-program loans to buy homes that need work. These loans come with extra rules and paperwork. As a NAFHAC-certified HUD 203K consultant in Detroit and an experienced NACA inspector in Michigan, we know what your lender needs. That helps you avoid delays and keeps your closing on schedule.

Selling or building new?

Sellers can use an inspection before listing to find and fix problems early, so there are fewer surprises once a buyer's inspector walks through. Buyers of brand-new homes should get inspected too. A new construction inspection catches missed items while the builder is still responsible for fixing them.